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Property profile & analytics
OFF-MARKET
Estimated value
$1,765,000
Residential income homes
5525 Cotton Bloom Ct Las Cruces, NM 88007-5822
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US61-0046530
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1996
Construction
FRAME
Total area
29,083 SF
Lot
2.85 ac (124,146 SF)
Zoning code
D1-L
APN
4-004-130-001-301
UPID
US61-0046530
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Desert Peaks Assisted Living and Memory Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.83M
Blend (final)
Blend
$1.77M
Owner & transaction history
Csl-las Cruces LLC · 11 yrs held
Csl-las Cruces LLC
since 2014
6 recorded transactions
Zoning & alternative use
D1-L · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.8M
+14.2%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Las Cruces submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Las Cruces submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,490,000
Current use
RETAIL STORES
$2,845,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$2,430,000
Change: -3% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,335,000
Change: -6% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,090,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$1.77M
Range $1.59M – $1.94M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$61 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$17,290
Tax year 2023
Assessed value
$659,436
Assessed 2023
Previous assessed
$659,436
+0.0% YoY
Effective rate
2.62%
On assessed value
Assessed land
$31,350
Assessed improvement
$628,086
Land market value
$94,050
Improvement market value
$1,884,259
Total market value
$1,978,309
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1996
Construction
FRAME
Heating
NONE
Total area
29,083 SF
Lot
2.85 ac (124,146 SF)
Zoning code
D1-L
APN
4-004-130-001-301
UPID
US61-0046530
Jurisdiction
DONA ANA
Zoning & alternative use
D1-L · Las Cruces, NM
Zoning D1-L · permitted uses
D1-L · Las Cruces, NM
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Las Cruces. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.5M
RETAIL STORES
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.3M
INDUSTRIAL (GENERAL)
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
OFFICE BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1996
Construction
FRAME
Heating
NONE
Lot
2.85 ac
Current owner
From public records · entity-resolved
Csl-las Cruces LLC
Entity
Mailing address
360 E 10TH AVE STE #104, EUGENE, OR 97401-3273
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2021
—
Csl Las Cruces LLC
—
Deed
related
$2,450,000 · Regions Bank
Nov 6, 2014
—
Csl-las Cruces LLC
Ventas Western Holdings LLC
Quit Claim Deed
related
$3,375,000 · Bank Of Albuquerque
Dec 30, 2009
—
Ventas Cottonbloom Holdings Ll
Special Master Of Dona Ana Cnty
Trustees Deed
—
Aug 5, 2005
—
Sulins Cottonbloom LLC
Las Cruces LLC
Grant Deed
—
Jul 19, 2005
—
Worners Cottonbloom LLC
Las Cruces LLC
Grant Deed
related
—
May 31, 2005
—
Lascruces LLC
Casa Carino LLC
Grant Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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